NYC zoning analysis software that shows its work
RunEnvelope takes any New York City lot to an as-of-right FAR, buildable square footage and every legal development scenario, modeled as a building in 3D with per-floor sketch plans, and cites the Zoning Resolution section behind every number.
What the software does
Reads the lot
District, overlays, special districts, split zoning, frontage, street widths, corner and through-lot conditions, flood zone, landmarks and E-designations, for any NYC tax lot.
Applies the Zoning Resolution
FAR by use, height and setback, yards, coverage, density and parking, including the City of Yes amendments, edge by edge on irregular lots.
Models every scenario as a building
Per-floor plates with cores and corridors, cross-sections and 3D massing for each legal path, compared side by side.
Cites every number
Each figure names the ZR section behind it, so an architect, lender or partner can check the call.
Try it on a real lot.
Enter an address or BBL. You get the lot's recorded facts here, then the free check shows its zoning envelope, maximum FAR, buildable square footage and every legal scenario.
Built for the people who price NYC land
Developers
Screen sites before a bid, compare programs, and hand a sized massing to the architect.
Brokers
Price land on buildable square feet and show a buyer what the lot can hold.
Owners
Know what the lot is worth to a developer before you list it or answer an offer.
Architects
Start schematic design from a cited envelope and editable DXF floors instead of a blank page.
More on each on the use cases page.
Which lots and scenarios it covers
Any tax lot in the five boroughs: corner, through and irregular lots, split-zoned lots, waterfront blocks, special districts and multi-lot assemblages. Each lot is run through every scenario its zoning allows.
The free check runs first and shows the envelope, FAR, buildable square footage and the list of legal scenarios. A report then draws each one. See them on real lots in the sample library, from a 1,063 sf Lower East Side lot to a two-lot Bronx assemblage.
- ■As of right, residential, commercial, community facility and mixed use
- ■City of Yes Universal Affordability Preference (UAP)
- ■Mandatory and Voluntary Inclusionary Housing
- ■Tower-on-Base and waterfront tower rules where the district allows them
- ■Shared housing (SRO) and senior affordable housing
- ■Retain-and-enlarge on a lot with an existing building, and residential conversion
- ■Split-zoned lots, multi-lot assemblages, air rights and zoning lot mergers
- ■Special districts, with their FAR and height overrides applied automatically
How the calculations are validated
Before every release the engine is scored field by field against zoning studies by licensed NYC architects and engineers, and every week it is run against DOB-approved New Building filings across the five boroughs. An accuracy gate blocks any release whose score drops. For filings that built to their full allowance, the typical gap between the approved zoning floor area and RunEnvelope's maximum:
Method, exclusions and every case are on the accuracy page.
What it costs
- ■Free check: $0, no account. Envelope, FAR, buildable square feet and the scenario list.
- ■One report: $149, $349 or $499, priced by the lot's buildable square footage. No subscription.
- ■Pro: $4,990 a year or $1,700 a quarter, 10 full reports a month for one named user.
- ■Added seats: $1,690 a year or $650 a quarter, each adding 5 reports a month to the firm's pool.
What is in a report
- ■Property summary and zoning overview, cited to the Zoning Resolution.
- ■Every legal scenario modeled, with a side-by-side comparison of square feet, units, height and parking.
- ■Per-floor sketch plans, cross-sections and 3D massing.
- ■Editable DXF floors on AIA layers; massing as DXF, OBJ, GLB or IFC.
- ■Building Code Chapter 5, parking and loading, and 421-a, J-51, ICAP and 485-x eligibility.
How it compares with other approaches
Different tools answer different questions. This is the short version, by category; the full comparison covers ten tools one by one.
| Approach | What it answers | Price model | More |
|---|---|---|---|
| RunEnvelopeThis page | What can be built on this NYC lot, modeled, drawn and cited | Free check; $149 to $499 a report; Pro from $1,700 a quarter | Reports → |
| Property data platformsPropertyShark | Ownership, sales, permits and zoning fields for a property | Subscription | Compare → |
| Zoning lookup toolsNYC Zoning AI, Buildout | Tabular zoning values or a quick buildable-area read for a lot | Subscription | Compare → |
| Generative site planningTestFit | Building, unit and parking layouts across markets | Subscription; no single report | Compare → |
| Expert-led reportsTectmind | An automated analysis plus a report prepared with a zoning expert | From $499 a report | Compare → |
| An architectYour architect | Design, stamped drawings, filings and anything beyond as of right | Roughly $1,500 to $10,000 for a preliminary study | Compare → |
Competitor descriptions follow the dated, sourced head-to-head pages linked in each row. Features and prices change; verify with each vendor.
Questions about the software
What is the best NYC zoning analysis software?
It depends on the question. For property records, a data platform such as PropertyShark. For layout studies across markets, TestFit. For what can legally be built on a specific NYC lot, modeled as a building with the Zoning Resolution section behind each number, RunEnvelope. The full comparison is on the compare page.
Does RunEnvelope cover every lot in New York City?
Yes. Any tax lot in the five boroughs, including irregular, split-zoned, waterfront and special-district lots and multi-lot assemblages.
How accurate is RunEnvelope?
Before every release the engine is scored field by field against zoning studies by licensed NYC architects and engineers, and it is run every week against DOB-approved New Building filings. An accuracy gate blocks any release whose score drops. The published benchmark, lot by lot, is on the accuracy page.
How much does RunEnvelope cost?
The free check costs nothing and needs no account. A full report is $149, $349 or $499 for one lot, priced by buildable square footage. Pro is $4,990 a year or $1,700 a quarter for 10 reports a month.
Is RunEnvelope a replacement for an architect?
For the preliminary zoning study, often yes. For design, stamped drawings, DOB filings and anything that needs a special permit, variance or rezoning, no. RunEnvelope is not a licensed architect, engineer or attorney, and a report is not professional advice.